I created a private money packet outlining what we bring to the table as I mentioned above.  

I worked as a Code Enforcement Officer for years and watched many development groups come to the table with their projects.

They did co-sign the loan and bring capital to the table.

The meeting is $20 for non members or you can join and the meeting is very similar to what you described: time in the beginning for networking, a speaker / expert to talk about something real estate investor related, a time for anyone to bring any deals they may have to the table, then more networking.

@Pawitar SinghThere is something fishy going on here, the seller either is trying to back out of the contract either because they need quick money or they have a better offer on the table.

And 10% being what you bring to the table on the deal?

She can't invest where she is bc the market's just too high, so house hacking is off the table (kids also need to be near their dad for their well-being).

There's an incredible amount of local knowledge that a good Realtor brings to the table. 

If you are a licensed real estate agent, that has experience in short sales, don't mind your commission being cut, have the fortitude and wherewithal to bring a buyer and seller to the table and make an agreement, deal with potential multiple lien holders, work with a clock that is working against you, and so much more, you can make money.

Just because there's many options doesn't mean that you must leave tax planning off the table until you've decided what you want to do.